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Home My WebLink AboutStaff ReportSCALE: LOCATION: APPLICANT: PROJECT MANAGER: RECOMMENDATION: CITY OF COLLEGE STATION MASTER PLAN for Peach Creek Development 09-00500251 2,273.93 acres 19626 State Highway 6 South J. Dale Browne, Jr., P.E., McClure & Browne Engineering/Surveying, Inc. Jennifer Prochazka, AICP, Senior Planner jprochazka@cstx.gov Approval Planning & Zoning Commission Page 1 of 5 January 21, 2010 Planning & Zoning Commission Page 2 of 5 January 21, 2010 DEVELOPMENT HISTORY Annexation: Zoning: Plat: Site Development: BACKGROUND N/A — The property is outside the City limits N/A — ETJ Not platted Vacant The subject property received Master Plan approval from the Planning & Zoning Commission in December 2007. Since that time, no further steps have been taken to plat the subject property in accordance with the approved Master Plan. In accordance with the ordinance in place at the time of Master Plan approval, the Plan was set to expire on December 6, 2009. However, since a revised Master Plan was submitted on December 4, 2009, the Master Plan remains active. At this time, the applicant has requested to revise the phasing of the Plan. As submitted, the Master Plan depicts the required items in Section 6-B (Master Development Plan) of the Subdivision Regulations that were in effect in late 2007. The subject property is approximately 4 miles in length from east to west and in general is approximately 1 mile in width north to south and is in the southern portion of the City's ETJ. COMMENTS Parkland Dedication: The original Master Plan was approved in December 2007 prior to Parkland Dedication requirements in the ETJ, therefore the Parks and Recreation Board did not review the Master Plan for parks considerations and Parkland Dedication is not required with this development. REVIEW CRITERIA Compliance with the Comprehensive Plan in regard to: 1. Proposed land uses, including but not limited to street rights-of-way: Proposed land uses include residential, commercial, and institutional. Residential is the largest proposed land use on the Master Plan. Significant amounts of commercial are also proposed along State Highway 6 and FM 2154 and at each end of the proposed east -west minor arterial. Commercial and institutional uses are also proposed at two different intersections within Phase 2. The City's Land Use and Community Character map contained in the Comprehensive Plan, and shown in the graphic below, designates the subject property as Rural and Natural Areas — Reserved (areas of floodplain). The proposed Master Plan is not in compliance with the City's Land Use and Community Character- map. The City's Thoroughfare Plan, also a component of the Comprehensive Plan, includes several minor arterials and a major collector on the subject property, as shown in the graphic below. The proposed Master Plan is not in compliance with the City's Thoroughfare Plan. In reviewing the Master Plan and the proposed street network, it appears that inadequate transportation facilities may be proposed, given the potential density shown and the spacing of through streets. Staff also has concerns that no park areas are being shown and that it is unknown whether adequate utility services can be provided. Of additional concern is that if Planning & Zoning Commission Page 3 of 5 January 21, 2010 the proposed street network is continued to be shown in the same manner on future preliminary plats, several variances to the Unified Development Ordinance that are significant in extent will need to be sought. These include, but may not be limited to, block length and the projection of streets into adjacent unplatted property. ll� Legend CompPlanTF areo9 Ftrt_Class, 11 ew_Stattn Grade Seperation �•��• Proposed ® FreewaVExpress ay, Existing >= S lane Nbjor Aterial s a Proposed 4 Lane M73jorAte6a1 Proposed 4 tone Mn or Arterial _ = Proposed 4Lane ht3jor Collector _ = t Proposed ---- 2l3ne N4jor Collector n Proposed 2 Lane Mn or C011e ctor Proposed 2. Proposed zoning changes: The subject property is in the City's Extraterritorial Jurisdiction and, as such, has no associated zoning. 3. Proposed drainage development: The proposed Master Plan does not address drainage development. 4. Proposed public improvements, including but not limited to parks, schools, and other public facilities: The proposed Master Plan does not include specific locations for parkland, schools or other public facilities, but depict two areas described as "Institutional." Planning & Zoning Commission Page 4 of 5 January 21, 2010 I y"- r} cr ' J � �L §d 1, 40 1, I � L ' zs r e 6, i Al r` i ll� Legend CompPlanTF areo9 Ftrt_Class, 11 ew_Stattn Grade Seperation �•��• Proposed ® FreewaVExpress ay, Existing >= S lane Nbjor Aterial s a Proposed 4 Lane M73jorAte6a1 Proposed 4 tone Mn or Arterial _ = Proposed 4Lane ht3jor Collector _ = t Proposed ---- 2l3ne N4jor Collector n Proposed 2 Lane Mn or C011e ctor Proposed 2. Proposed zoning changes: The subject property is in the City's Extraterritorial Jurisdiction and, as such, has no associated zoning. 3. Proposed drainage development: The proposed Master Plan does not address drainage development. 4. Proposed public improvements, including but not limited to parks, schools, and other public facilities: The proposed Master Plan does not include specific locations for parkland, schools or other public facilities, but depict two areas described as "Institutional." Planning & Zoning Commission Page 4 of 5 January 21, 2010 y"- ' J � �L §d I � L ' I r i Al r` i ll� Legend CompPlanTF areo9 Ftrt_Class, 11 ew_Stattn Grade Seperation �•��• Proposed ® FreewaVExpress ay, Existing >= S lane Nbjor Aterial s a Proposed 4 Lane M73jorAte6a1 Proposed 4 tone Mn or Arterial _ = Proposed 4Lane ht3jor Collector _ = t Proposed ---- 2l3ne N4jor Collector n Proposed 2 Lane Mn or C011e ctor Proposed 2. Proposed zoning changes: The subject property is in the City's Extraterritorial Jurisdiction and, as such, has no associated zoning. 3. Proposed drainage development: The proposed Master Plan does not address drainage development. 4. Proposed public improvements, including but not limited to parks, schools, and other public facilities: The proposed Master Plan does not include specific locations for parkland, schools or other public facilities, but depict two areas described as "Institutional." Planning & Zoning Commission Page 4 of 5 January 21, 2010 STAFF RECOMMENDATIONS Staff recommends approval of the revised Master Plan, as it meets the limited criteria that were in place at the time that it was originally approved. However, if the property is developed as depicted on the Master Plan, the subject property will require a number of variances during the platting of the property and, if granted, the facilities may be inadequate for the development. Approval of the Master Plan does not guarantee future approval of any necessary subdivision variances. SUPPORTING MATERIALS 1. Application 2. Copy of Master Plan (provided in packet) Planning & Zoning Commission Page 5 of 5 January 21, 2010 AT4' OF COLLEGE STATION MASTER PLAN for Peach Creek Development 09-00500251 SCALE: 2,273.93 acres LOCATION: 19626 State Highway 6 South APPLICANT: J. Dale Browne, Jr., P.E., McClure & Browne Engineering/Surveying, Inc. PROJECT MANAGER: Jennifer Prochazka, AICP, Senior Planner iprochazka(a)cstx.gov RECOMMENDATION: Approval Planning & Zoning Commission January 21, 2010 27 Page 1 of 5 Planning & Zoning Commission January 21, 2010 Page 2 of 5 DEVELOPMENT HISTORY Annexation: Zoning: Plat: Site Development: BACKGROUND N/A — The property is outside the City limits N/A — ETJ Not platted Vacant The subject property received Master Plan approval from the Planning & Zoning Commission in December 2007. Since that time, no further steps have been taken to plat the subject property in accordance with the approved Master Plan. In accordance with the ordinance in place at the time of Master Plan approval, the Plan was set to expire on December 6, 2009. However, since a revised Master Plan was submitted on December 4, 2009, the Master Plan remains active. At this time, the applicant has requested to revise the phasing of the Plan. As submitted, the Master Plan depicts the required items in Section 6-13 (Master Development Plan) of the Subdivision Regulations that were in effect in late 2007. The subject property is approximately 4 miles in length from east to west and in general is approximately 1 mile in width north to south and is in the southern portion of the City's ETJ. 1.014 ► = I kii Parkland Dedication: The original Master Plan was approved in December 2007 prior to Parkland Dedication requirements in the ETJ, therefore the Parks and Recreation Board did not review the Master Plan for parks considerations and Parkland Dedication is not required with this development. REVIEW CRITERIA Compliance with the Comprehensive Plan in regard to: Proposed land uses, including but not limited to street rights-of-way: Proposed land uses include residential, commercial, and institutional. Residential is the largest proposed land use on the Master Plan. Significant amounts of commercial are also proposed along State Highway 6 and FM 2154 and at each end of the proposed east -west minor arterial. Commercial and institutional uses are also proposed at two different intersections within Phase 2. The City's Land Use and Community Character map contained in the Comprehensive Plan, and shown in the graphic below, designates the subject property as Rural and Natural Areas — Reserved (areas of floodplain). The proposed Master Plan is not in compliance with the City's Land Use and Community Character map. The City's Thoroughfare Plan, also a component of the Comprehensive Plan, includes several minor arterials and a major collector on the subject property, as shown in the graphic below. The proposed Master Plan is not in compliance with the City's Thoroughfare Plan. In reviewing the Master Plan and the proposed street network, it appears that inadequate transportation facilities may be proposed, given the potential density shown and the spacing of through streets. Staff also has concerns that no park areas are being shown and that it is unknown whether adequate utility services can be provided. Of additional concern is that if Planning & Zoning Commission January 21, 2010 29 Page 3 of 5 the proposed street network is continued to be shown in the same manner on future preliminary plats, several variances to the Unified Development Ordinance that are significant in extent will need to be sought. These include, but may not be limited to, block length and the projection of streets into adjacent unplatted property. e =� 0 Jr " 2. Proposed zoning changes: The subject property is in the City's Extraterritorial Jurisdiction and, as such, has no associated zoning. 3. Proposed drainage development: The proposed Master Plan does not address drainage development. 4. Proposed public improvements, including but not limited to parks, schools, and other public facilities: The proposed Master Plan does not include specific locations for parkland, schools or other public facilities, but depict two areas described as "Institutional." Planning & Zoning Commission Page 4 of 5 January 21, 2010 30 STAFF RECOMMENDATIONS Staff recommends approval of the revised Master Plan, as it meets the limited criteria that were in place at the time that it was originally approved. However, if the property is developed as depicted on the Master Plan, the subject property will require a number of variances during the platting of the property and, if granted, the facilities may be inadequate for the development. Approval of the Master Plan does not guarantee future approval of any necessary subdivision variances. 1. Application 2. Copy of Master Plan (provided in packet) Planning & Zoning Commission January 21, 2010 31 Page 5 of 5 FOR UFC= r W t',ASE WO.: ('4 DATE SUOMI! TSD, CITY OF C011F.C.P. STi'VI'10N l Nnstiorg i;' 1)efvlepnwlt-9frst,rt MASTER PLAN APPLICATION The following Itams must ire st,bnritted by an established filing dead!ine date for P & Z Comrrlission consideration. I_Y MINIMUM SUBMITTAL REQUIREMENTS: N.A. $400 Filing Fee tii .y -� c3�, �,!.i � ��F�; : r�t:Fii f Hf:c�r..� : �. XGF�. X_ Applicatio-i completed in full. _ Thirteeh (13) folded cop:es of p:an, (A revised rnylar original must be submitted after staff rev!eiN.) X A copy of the attached checklist with all Items checked off or a brief explanation as to why they are not. N_A, rezoning Application if gone cnange Is p-oposed- Date of Reclvirect Preapplication Conference: August 8, 2007 NAME OF SUBDIVISION Poach Creels Development SPECIFIED LOCATION CSF moposEQ SLIBmISION South of Indian Lakes and between S.H. 6 F. M. 2154. APPLICANTIPROJECT MANAGER'S INFORMATION (Primary Contact for the Project); Name J. Dale Brotivne, Jr_. P.E, Mcclure & Brovine Engineering/Surveying, lnc. Street Address 1068 Woodcreek Drive, Suite 903 City College Station State Texas Zip Cotte 77645 E -hail Addres-s dbrm%,no(a'`�mc;durebrowne.com Phone Number 979-893-3838 Fax Number- 97.0-693-2564 PROPERr(OWNER'S INFORMATION- Nart,e Jack McFarlane, Peach Creek Partners, LTD, Street Address P.O. Box 891 City Ivi!Ilican State Texas - zip Cocie. 77866 E -Mail Address mcfat'laneje@hotmail.com Phone Numbe- 979-595-5151 Fax Number 979-987-3403 ARCHITECT OR ENGINEER=S INFORMATION: Name J. Dale Browne, Jr., RE., fvicclure & Dr=ne Engineerinq/6urvevinq, Inc. Street Address 1008 Woodcreek Drive Suite 103 City Wlege Station . Mate Texas Zip Code 77845 E -Miall Address dbrowrle@mcclurebrowne.com Phone Number 979-693-3838 Fax Number 979-693-2554 page *I of 2 32 TOTAL ACREAGE OF SUBDIVISION; 2,274 acres TOTAL. ACREAGE BY ZONING Dlls-rWT: Not applicable - properly is located in ETJ. TOTAL FLOODPLAIN ACREAGE +/-- 522 acres WILL PARKLAND DEDICAT [ON BE MET BY ACRFA Ge OR FEE ? (Cl RCLF- ONE) (if acreage, please show approximate size and location on plan) Not applicable - Property is located in -1 the ETJ- REQUESTED VARIANCES TO SUBDIVISION REGULATIONS & REASON FOR SAME. Al this time, needed variances are not known. If needed, variances will be request(�O,qLiring the preliminary plat process. REQUESTED OVERSIZE PARTICIPATION Qy Oze participation will beLq -OM QLdivated w'th each res Lifi.lity,lar jde,�' development occurs. The applicant ltas,tjfefjaypsd thIs opplication and ceillfier, that iho facts,,jaled hpmh? and exhibits aftarhod hereto are trine and correct. The undersigned hereby requr,,,,t,3 upp;ova? by the 04,- of College Station of the. a bo-ve-idenffj8d plain <A Sig,riature and Title Date r. Pago 2 ot 3 33